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Mid South Property Inspections, LLC

Website: http://www.reporthost.com/midsouth
Email: midsouthpi@gmail.com
Inspector's email: midsouthpi@gmail.com
Phone: (662) 592-2169
Vincent Building  
223 Sharkey Ave. 
Clarksdale MS 38614
Inspector: Charles Vincent
License # MHIB0574

   

MID SOUTH PROPERTY INSPECTIONS, LLC

RESIDENTIAL INSPECTION REPORT

Client(s):  Mr. John Doe
Property address:  1 Main St.

Columbus, MS

Inspection date:  Thursday, May 28, 2015

This report published on Thursday, May 28, 2015 5:09:34 PM CDT

This report is the property of the Client listed in the report title & Mid South Property Inspections, LLC. Unauthorized use of this report is strictly prohibited.
How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death
Repair/ReplaceRecommend repairing or replacing
RecommendationSuggestions that include "Who, What, Where, When, & How" to make the correction
Minor DefectCorrection likely involves only a minor expense
MaintainRecommend ongoing maintenance
EvaluateRecommend evaluation by a specialist
SatisfactoryItem or component is in serviceable condition
CommentFor your information
Conducive conditionsConditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

Click here for a glossary of building construction terms.Contact your inspector If there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp

Table of Contents
General Information
Grounds
Exterior and Foundation
Crawl Space
Roof
Attic and Roof Structure
Garage or Carport
Electric
Plumbing / Fuel Systems
Water Heater
Heating, Ventilation and Air Condition (HVAC)
Fireplaces, Stoves, Chimneys and Flues
Kitchen
Bathrooms, Laundry and Sinks
Interior, Doors and Windows


General Information
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Report number: 11212014-2
Time started: 10:00 a
Time finished: 3:15 p
Present during inspection: Tenant, Realtor
Weather conditions during inspection: Sunny
Temperature during inspection: Cool
Type of building: Single family
Front of building faces: West
Main entrance faces: West
Occupied: No


Grounds
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Limitations: Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only.

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Site profile: Level
Condition of driveway: Appeared serviceable
Driveway material: Poured in place concrete
Condition of sidewalks and/or patios: Appeared serviceable
Sidewalk material: Poured in place concrete
Condition of decks, porches and/or balconies: Appeared serviceable
Deck, porch and/or balcony material: Wood, Plastic fiber
Condition of stairs, handrails and guardrails: Required repairs, replacement and/or evaluation (see comments below)
Exterior stair material: Wood, Masonry
1) Safety, Repair/Replace - Some of the stones that were used in the steps around the home have become loose. The mortar between these loose stones has deteriorated, causing this.
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See close up of this area in the next frame.
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The steps leading up to the room over the carport are in good condition.
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2) Minor Defect, Comment - The plastic composite decking boards have a light coat of house stain on them. When the exterior of the home was stained last, a drop cloth was placed over most of the composite decking. The area of decking that was not covered with the drop cloth received a light coat of the stain that was sprayed onto the wood siding. The tenant living in the barn stained the home and was the source of this information.
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The arrows in this group of photos shows where the drop cloth was placed when then the house was spray-stained last.
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3) Satisfactory - The concrete sidewalks, patio slab, and driveway are in excellent condition. An ample number of expansion joints are present. No major cracks or trip hazards are present.
The driveway has a couple of minor settling cracks, but no trip hazards or large gaps are present. Any repairs made to these existing cracks would be strictly for cosmetic purposes.
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Small settling crack present.
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Exterior and Foundation
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Limitations: The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement.

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Wall inspection method: Viewed from ground, from a ladder
Condition of wall exterior covering: Appeared serviceable
Apparent wall structure: Wood frame
Wall covering: Wood
Condition of foundation and footings: Appeared serviceable
Apparent foundation type: Crawl space
Foundation/stem wall material: Concrete block
4) Repair/Replace, Comment - The door frame to the room over the carport needs to be repaired for the door to properly fit inside it. A new threshold has been recently added, but was installed backward.
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5) Repair/Replace - The screen enclosing the back porch contains a few small holes / tears.
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See close up of this area in the following frame that contains tears in the screen.
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6) Satisfactory - No cracks in the foundation wall were noticed (from the exterior side or from the crawl space side).
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7) Satisfactory - The screened porch is in good condition, with the exception of a few minor tears in the screen.
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8) Comment - Some areas of the stained exterior have begun to fade.
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Crawl Space
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Limitations: Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.

The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.

The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

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Crawl space inspection method: Traversed
Condition of floor substructure above: obscured by insulation
Pier or support post material: Concrete block
Beam material: Solid wood
Condition of insulation underneath floor above: Required repairs, replacement and/or evaluation (see comments below)
Insulation material underneath floor above: Fiberglass roll or batt
Condition of vapor barrier: Appeared serviceable
Vapor barrier present: Yes, Full
Condition of crawl space ventilation: Required repairs, replacement and/or evaluation (see comments below)
Ventilation type: with vents
9) Repair/Replace - Several rolls of the under-floor insulation has partially or completely fallen out of place. The ventilation underneath the home needs to be increased. The high humidity level in the crawl space is causing the insulation to drop. A fan is mounted in the crawl space for increased ventilation, but is not being used.
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Insulation located in different areas throughout the crawl space has falling insulation - shown in the following frames.
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This is the fan that was evidently used at one time to increase the ventilation in the crawl space. It was found unplugged, as seen in this frame. Recommend to get this fan back into operation as soon as possible.
 


Roof
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain, melting snow) would be needed to do so. Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions performed adequately or were leak-free.


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Roof inspection method: Partially traversed, Viewed from eaves on ladder
Condition of roof surface material: Appeared serviceable
Roof surface material: Asphalt or fiberglass composition shingles
Roof type: Gable
Apparent number of layers of roof surface material: One
Condition of exposed flashings: Appeared serviceable
Condition of gutters, downspouts and extensions: Required repair, replacement and/or evaluation (see comments below)
10) Repair/Replace, Minor Defect - The small junction caps on the metal roofing (covering a front side dormer) are missing. These need to be replaced, as moisture is able to penetrate the roofing without them in place.
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11) Repair/Replace - The gutter near the front door entrance has a small leak that is dripping onto the deck. Recommend repairing this as soon as possible.

The rest of the gutter system is clean and in excellent condition.
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Photo 11-1
This area of the gutter is leaking, as seen by the wet decking beneath. A close up of this area is seen in the next frame.
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The leaks are located in these seams.
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The rest of the photos in this section show the gutters to be extremely clean and in good condition.
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12) Repair/Replace - A few nail "pops" are present on the front side of the roof. This can be repaired simply by lightly tapping the nails back into place with a roofing hammer.
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A close up of this area is seen in the next frame.
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13) Minor Defect, Comment - Some minor "bleed-through" is present on the shingles. Bleed-through occurs when the asphalt in this type of shingle heats up in the summer months. After heating up, it then rises to the surface of the shingle and then streaks downward. This is more of a cosmetic issue than anything else. The integrity of the shingle has not been adversely affected to the extent that it has become a replacement concern.
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14) Satisfactory - The valleys, ridge caps, and flashing all appear to be in excellent condition.
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Attic and Roof Structure
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Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

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Attic inspection method: Traversed
Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass loose fill, Fiberglass roll or batt, Rigid foam
Approximate attic insulation R value (may vary in areas): R-38
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Gable end vents, Enclosed soffit vents
15) Satisfactory, Comment - The attic ventilation is excellent. The enclosed soffit vents, gable vents, and ridge vents were clear and in good condition - not clogged with dirt, paint, or blocked by insulation - enabling air to flow freely.
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A close up view of the enclosed soffit vents reveals how clean they are.

16) Satisfactory, Comment - No signs of past or present roof leaks were identified from the attic side. The exposed wooden components in the attic (ceiling joists, rafters, beams, trusses, roof decking, etc...) all appear to be in good condition.
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17) Satisfactory - All of the attic insulation is in good condition.
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Garage or Carport
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Type: Attached, Carport
Condition of garage floor: Appeared serviceable
18) Comment - The carport ceiling has water stains present. The door to the unfinished room above the carport was left open during a blowing rainstorm. The wind blew rain through the opening and saturated the floor - leaving the stains that that are now visible from the carport. This information was obtained from the care taker.
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Electric
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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician.

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Electric service condition: Required repair, replacement and/or evaluation (see comments below)
Primary service type: Underground
Number of service conductors: 3
Service voltage (volts): 120-240
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded copper
Main disconnect rating (amps): 200
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Utility room
Location of main service panel #B: Room over the carport
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed
Ground fault circuit interrupter (GFCI) protection present: Yes
Smoke alarms installed: Yes, but not tested
19) Safety, Repair/Replace - One or more smoke alarms were missing, damaged, or missing components. Smoke alarms should be replaced as necessary. For more information, visit:
http://www.reporthost.com/?SMKALRM
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Photo 19-1
A close up of this missing smoke alarm is shown in the following frame.
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Photo 19-2

20) Safety, Satisfactory - Electrical outlets were tested in every room to ensure that they had been correctly wired and installed. The tested outlets were wired correctly (with "hot", neutral, and ground wires). A few of the outlets that were tested are shown below.
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21) Repair/Replace, Minor Defect - None of the doorbells were working (front door and back door) locations.
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22) Repair/Replace, Evaluate - One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.
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23) Satisfactory - The electrical panels are in good condition. The covers were removed from the panels to check for any sub-standard wiring - none was detected.
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Plumbing / Fuel Systems
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Limitations: The following items are not included in this inspection: private/shared wells and related equipment; private sewage disposal systems; hot tubs or spas; main, side and lateral sewer lines; gray water systems; pressure boosting systems; trap primers; incinerating or composting toilets; fire suppression systems; water softeners, conditioners or filtering systems; plumbing components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only. Note that the inspector does not operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determine the existence or condition of underground or above-ground fuel tanks.

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Condition of service and main line: Appeared serviceable
Water service: Public
Water pressure (psi): 64lbs. psi
Condition of supply lines: Appeared serviceable
Supply pipe material: Copper
Condition of drain pipes: Appeared serviceable
Drain pipe material: Plastic
Condition of waste lines: Appeared serviceable
Waste pipe material: Plastic
Vent pipe condition: Appeared serviceable
Vent pipe material: Plastic
Condition of fuel system: Appeared serviceable
Visible fuel storage systems: Below ground, propane tank
Location of main fuel shut-off valve: At propane tank, At building exterior
24) Repair/Replace, Evaluate - The aluminum covering on the duct insulation was in contact with the copper water supply pipes. Contact between such dissimilar metals causes corrosion. Recommend placing some plastic sheeting or other neutral material between these two metals.
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25) Maintain, Evaluate - The home is equipped with a septic system and an ejector pump. These are both specialty items, not included in the report. However, it is recommended for this system to be fully serviced after taking possession of the property.
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26) Satisfactory - The supply, drain, and waste lines underneath the home appear to be in good condition.
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Main waste line
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Water Heater
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Limitations: Evaluation of and determining the adequacy or completeness of the following items are not included in this inspection: water recirculation pumps; solar water heating systems; Energy Smart or energy saver controls; catch pan drains. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit or a shut-off valve to be operated.

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Condition of water heater: All three hot water heaters appeared serviceable
Type: Tank
Energy source: Electricity
Estimated age: 11-12 years
Capacity (in gallons): 50
Temperature-pressure relief valve installed: Yes
Hot water temperature tested: Yes
Water temperature (degrees Fahrenheit): 110 - 116 F
27) Satisfactory, Comment - Water Heater # 1 Information:


Make: Rheem / elec / 50 gal. capacity

Model: 82MVR52-2

Serial #: RH 1202280798

Mfg. date: 12/2002
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28) Satisfactory, Comment - Water Heater #2 Information:

Make: Rheem / elec / 50 gal. capacity

Model# : 82MVR52-2

Serial# : 0903211949

Mfg. date: 09/2003
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29) Satisfactory, Comment - Water Heater # 3 Information:

Make: Rheem / elec / 50 gal capacity

Model # : 82MVR52-2

Serial # : 0903211990

Mfg. date: 09/2003
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30) Comment - The estimated useful life for most water heaters is 8-12 years. The three heaters range from 11-12 years old. However, it is not unusual to see water heaters twice this age in use. Also, electric heaters seem to last longer than gas models. All three of the heaters in this home are electric.

All three heaters ran flawlessly at the time of the inspection.


Heating, Ventilation and Air Condition (HVAC)
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Limitations: The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

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General heating system type(s): Forced air, Furnace
General heating distribution type(s): Ducts and registers
Condition of forced air heating/(cooling) system: Appeared serviceable
Forced air heating system fuel type: Electric
Estimated age of forced air furnace: 11 months
Location of forced air furnace: outside
Condition of furnace filters: Appeared serviceable
Location for forced air filter(s): Behind return air grill(s)
Condition of venting system: Appeared serviceable
Condition of cooling system and/or heat pump: Appeared serviceable
Cooling system and/or heat pump fuel type: Electric
Type: Packaged unit
31) Maintain, Satisfactory - Air filters for the HVAC system were clean and in good condition.
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32) Satisfactory, Comment - The primary heating system for this home was powered by electricity, and the electric service to the home is rated at 200 amps. A 200 amp service is typically installed to provide adequate power for all-electric heat.
33) Satisfactory, Comment - All heating and cooling ducts were intact, properly supported, and were very well insulated. The results of these combined factors are increased energy efficiency and decreased moisture in surrounding spaces.
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34) Satisfactory - The HVAC units properly responded to the thermostat controls.
35) Comment - HVAC EQUIPMENT INFORMATION (NEW UNIT)

MAKE: RHEEM
CONDENSOR - A/C COMPRESSOR
MODEL # RQRM-A060JK020
SERIAL # W511306264
MFG. DATE: JAN 2014

FURNACE
MODEL # RXQJ
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36) Comment - HVAC EQUIPMENT INFORMATION
SYSTEM # 2 (OLDER UNIT)

MAKE: LENNOX
AC CONDENSER / FURNACE
MODEL # 12HPB30-10P
SERIAL # 5803D78169
MFG. DATE: 2003
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Fireplaces, Stoves, Chimneys and Flues
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Limitations: The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

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Condition of gas-fired fireplaces or stoves: Appeared serviceable
Gas fireplace or stove type: Metal pre-fab fireplace, Converted wood-burning fireplace
Condition of chimneys and flues: Appeared serviceable
Wood-burning chimney type: Masonry
Gas-fired flue type: Vent-free
37) Satisfactory, Comment - The fireplace and chimney were originally constructed to burn wood. The chimney chase, flue, spark arrester, and cap are all in good condition. The gas burning logs insert was installed later.

The chimney flashing is also in good condition.
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38) Satisfactory - The gas fireplace was operated and appeared to be in good condition.
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The gas logs were ignited and were found to be in good condition.
 


Kitchen
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Limitations: The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops, ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances. The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of under-sink food disposal: Appeared serviceable
Condition of dishwasher: Appeared serviceable
Condition of range, cooktop or oven: Appeared serviceable
Range, cooktop or oven type: Electric
Condition of refrigerator: N/A (none installed)
39) Satisfactory, Comment - The Kitchen cabinets, drawers, and their hardware, were all in good condition.
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40) Satisfactory, Comment - All of the kitchen electrical outlets are GFCI protected.
41) Satisfactory - The kitchen sink is in good condition. No active leaks, stains or signs of old leaks, or water damage were found underneath the kitchen sink.
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42) Satisfactory - The under-sink food disposal was run for a few seconds with running water and appeared to be in good condition. A little rust was noticed around the top of the disposal.
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43) Satisfactory - The range's burners, bake and broil functions, interior and light, and exhaust fan & light were tested - all were found to be in good working condition.
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44) Comment - Kitchen counter tops and/or back splashes are in good condition.
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45) Comment - Dishwashers are checked to ensure that electrical power, water, and drainage sources are present and correctly plumbed and wired. This unit was checked and found to have been correctly supplied with electrical power, water, and drainage sources.

*Note:
At the time of inspection, dishwashers are NOT run through complete cleaning cycles.
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Bathrooms, Laundry and Sinks
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Limitations: The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

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Condition of counters: Appeared serviceable
Condition of cabinets: Appeared serviceable
Condition of flooring: Appeared serviceable
Condition of sinks and related plumbing: Appeared serviceable
Condition of toilets: Required repair, replacement and/or evaluation (see comments below)
Condition of bathtubs and related plumbing: Appeared serviceable
Condition of shower(s) and related plumbing: Appeared serviceable
Condition of ventilation systems: Appeared serviceable
Bathroom and laundry ventilation type: Spot exhaust fans
240 volt receptacle for laundry equipment present: Yes
46) Repair/Replace, Evaluate - The toilet at location(s) # didn't flush or had a weak flush. Recommend that a qualified plumber evaluate and repair or replace the toilet as necessary.
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47) Recommendation, Conducive conditions - Tile and/or grout in the shower enclosure at location(s) # were deteriorated (e.g. loose or cracked tiles, missing grout) or substandard. Water can damage the wall structure as a result. Recommend that a qualified contractor repair as necessary.
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48) Satisfactory - The laundry area and cabinets appear to be in good condition. The room has the proper plumbing and wiring to accommodate washing & drying equipment.
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49) Satisfactory - No leaks, stains, or water damage were detected underneath or around the bathroom sinks, toilets, tubs, and shower stalls. The plumbing connections were intact and securely fitted.
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50) Satisfactory - The whirlpool tub was filled and tested. The pump and jets all appear to be in good working condition.
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Interior, Doors and Windows
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Limitations: The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

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Condition of exterior entry doors: Appeared serviceable
Exterior door material: Wood, Metal
Condition of interior doors: Appeared serviceable
Condition of windows and skylights: Appeared serviceable
Type(s) of windows: Wood, Metal
Condition of walls and ceilings: Appeared serviceable
Wall type or covering: Drywall
Ceiling type or covering: Drywall
Condition of flooring: Appeared serviceable
Flooring type or covering: Carpet, Wood or wood products, Tile, Masonry
Condition of stairs, handrails and guardrails: Appeared serviceable
51) Repair/Replace - The dead bolt locks on the front door and on the door in the Master bedroom (that leads out to the back porch) are difficult to lock. The caretaker was contacted to assist in locking these doors at the end of the inspection.
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Master bedroom door - dead bolt lock needs adjusting to lock correctly.
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The front door dead bolt

52) Satisfactory, Comment - The non-carpeted flooring throughout this home was found to be in an acceptable condition and relatively level. A laser was used to check the levelness of the hard-surfaced flooring.
None of the flooring was found to be squeaky or have any sagging or springy areas.
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This section contains photos of the flooring throughout the home. The floors appear to be properly supported and level.
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The sunlight has faded this section of flooring. In this frame and in the following one, you can see where a rug was once placed.
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53) Satisfactory - The windows and their hardware were found to properly function - opening and closing properly. No broken window panes were noticed.
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Inspected by Mid South Property Inspections, LLC
Charles "Chuck" Vincent Lic # MHIB0574
662.592.2169